609 Ollar Ln · Heavener, OK 74937

$141,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 57 Days on market

Built 1995 3.55 ac lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

3br/2b w 5 acreas country home inside city limits w ponds and pasture surrounding it. Awesome country living but your minutes from the grocery store! Dont miss this one of a kind investment- home is in need of some updates but priced to sell fast.

Key facts

• 3.55 acre lot
• Garage
• Built 1995

Property features AI

Finance

• Other: Located in Heavener Township Add subdivision

Exterior

• Parking: Attached garage; 1 covered parking space; Gravel and concrete driveway/parking
• Utilities: Electricity available
• Home design: Single-family house; One level / single story
• Construction: Brick and vinyl siding exterior; Asphalt shingle roof; Slab foundation; Built as a house (year built not provided)
• Exterior features: Patio; Cleared lot; Level lot; Lot irregularly shaped; 3.55 acre lot

Interior

• Kitchen: Electric water heater (serves kitchen); Eat-in kitchen
• Bedrooms: Single-family home (number of bedrooms not specified)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Ceiling fan(s)
• Interior features: Built-in features; Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $34 ($410/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (18.1% below list).
• Recommended offer: $116k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#354 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Heavener (town): math 14% / reading 23% proficiency, ranked #200 of 270 in OK (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Heavener Es (math 14% / reading 23%, grade F, #530 of 845 statewide, top 63%, 577 students, 0% FRL); Heavener Hs (math 12% / reading 22%, grade F, #314 of 447 statewide, top 72%, 310 students, 0% FRL) — zoned schools average 0% FRL vs 74% district-wide (74 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 43 active listings in the ZIP; 73 units permitted in Le Flore County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($975 loan paydown + $14k appreciation (9.9% local appreciation)).
• Le Flore County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $24k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,545 (18.1% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $416,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Pickle Ln	0.43mi	3/2.0	1,554 (+7%)	18mo	$445,000	$286	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.98×
• Total profit: $78,324
• Equity at exit: $126,385

10-year hold

• IRR: 22.0%
• Equity multiple: 6.79×
• Total profit: $228,697
• Equity at exit: $271,876

Cash invested: $39,480 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74937

• Home prices YoY: 3.9%
• Active inventory: 43
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$739
• Tax from tax record: −$80 /mo · $966/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $34

Break-even live

Break-even rent $1,112

Max offer price $141,000

Occupancy floor 92%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $141,000 Active 57 DOM
2. 2026-06-17
   days on market $141,000 Active 56 DOM
3. 2026-06-16
   days on market $141,000 Active 55 DOM
4. 2026-06-15
   days on market $141,000 Active 54 DOM
5. 2026-06-13
   days on market $141,000 Active 52 DOM
6. 2026-06-12
   days on market $141,000 Active 51 DOM
7. 2026-06-09
   pricedays on market $141,000 Active 48 DOM
8. 2026-06-08
   days on market $165,000 Active 47 DOM
9. 2026-06-08
   days on market $165,000 Active 46 DOM
10. 2026-06-05
    days on market $165,000 Active 44 DOM
11. 2026-06-04
    days on market $165,000 Active 42 DOM
12. 2026-06-02
    days on market $165,000 Active 41 DOM
13. 2026-06-01
    days on market $165,000 Active 40 DOM
14. 2026-05-31
    days on market $165,000 Active 39 DOM
15. 2026-04-22
    listed $165,000 Active
16. 2019-07-30
    soldstatus $95,000 247-char remark

    Show marketing remark (247 chars)

    3br/2b w 5 acreas country home inside city limits w ponds and pasture surrounding it. Awesome country living but your minutes from the grocery store! Dont miss this one of a kind investment- home is in need of some updates but priced to sell fast.

17. 2019-07-18
    soldstatus $95,000
18. 2019-04-14
    listed $90,000 247-char remark

    Show marketing remark (247 chars)

    3br/2b w 5 acreas country home inside city limits w ponds and pasture surrounding it. Awesome country living but your minutes from the grocery store! Dont miss this one of a kind investment- home is in need of some updates but priced to sell fast.

19. 2012-08-20
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $966 · $80/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$303/yr (+$25/mo · 31.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥114°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,865
• − Mortgage interest: −$7,898
• − Property taxes: −$966
• − Insurance: −$705
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$4,102
• Taxable loss: −$2,024
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $895/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Heavener
• NCES district ID: 4014160
• Math proficiency: 14% ▼ -5.00%
• Reading proficiency: 23% ▼ -4.00%
• Median HH income: $32,029
• Composite: 14.92/100
• National rank: #9370
• State rank: #200 of 270 in OK

Livability — Heavener

• Score: 60/100
• State rank: #354
• US rank: #19062

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heavener, OK
• Population (ZIP): 5,185

Population outlook (Le Flore County) Hauer SSP2

• Today (2025): 48,504 people
• By 2030: 47,474 · -2.1%
• By 2040: 44,914 · -7.4%
• By 2050: 42,239 · -12.9%
• By 2075: 35,071 · -27.7%
• By 2100: 25,949 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 59% Hispanic / Latino 21% Two or more races 12% Native American 11%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 17%

Political lean MEDSL · Le Flore

• 2024 margin: Solid R (+64.8) · D 17.0% · R 81.8% · Other 1.3%
• 2008→2024 swing: -26.1pp toward R · 2008: -38.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.4 2016: R+58.7 2012: R+41.1 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.94%
• Current HPI: 267.2382
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+725.0% since first listed

5 events — show timeline

• 2026-04-22 Listed $165,000 WRVBOR
• 2019-07-30 Sold (MLS) $95,000 MLS Technology, Inc.
• 2019-07-18 Sold (Public Records) $95,000 Public Records
• 2019-04-14 Listed $90,000 MLS Technology, Inc.
• 2012-08-20 Sold (Public Records) $20,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $966 · +5.3% YoY. Source: county tax records.